I am not in a position to travel far from Shropshire. What is the rationale as to why all Shropshire aren't automatically on all bank panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in banks and building societies pruning a number of firms off their official list of approved .

I have given 2 months notice to my existing landlord and have to vacate my rented property in Shropshire by . Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as don't want to have to move into temporary accommodation?

It is unwise to give notice for your tenancy until you have exchanged. If you have not previously done so, contact to your conveyancer and request that they apply pressure on the owners lawyers, try to get a realistic time scale from them that all parties will aim towards

I am selling my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Shropshire solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Intending to buy a flat in Shropshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shropshire is on the conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Shropshire is approved on their conveyancing panel? have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm buying my first flat in Shropshire with a loan from . The sellers refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my lawyer about this side-deal as it could impact my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am downsizing from my property. My past lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Shropshire if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in Shropshire. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.